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Scanning the UAE market

BackBH-R-227510

PRIVATE POOL BACKING GYM AND PARK · ON LAGOON

5BR + 5BA · 10,371 sqft · Address Hillcrest

▼ −8.3%Verified 46m ago

Now

$300K

was $327K−$27K · −8.3%
Open on PropertyFinder

10-day history

AED 106

Price / sqft

−31% vs area median

10,371 sqft

Built-up area

5BR + 5BA

22d

On market

vs 9d median

USD 5,670

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 50 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
50/ 100
Good opportunity

Composite of price drop, motivation, area position, and data confidence.

SCORE BREAKDOWN · 50 PTS
15
6
20
9
Drop % 15/35
Negotiability 6/25
Below median 20/20
Confidence 9/10

Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.

02
MOTIVATION · 25
25
1 cut · 22d on market · Price evidence ↓
ListedD0−8%D3+3d
VELOCITY LOW·LATEST CUT −8%
03
NEGOTIABILITY · LOW
LOW
Suggested offer $279K – $291K. Request a callback ↓
ASKSUGGESTED OFFER$291K$279K$300Klow $225K
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
BELOW MEDIAN · −31%
−31%
AED 106/sqft vs area median 2,666/sqft. See 63 comps ↓
MINMEDIANMAXAED 106/SQFT
63 ACTIVE COMPS IN DUBAI HILLS ESTATE

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
63 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Dubai Hills Estate, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −8.3% · −-$27K

PRICE ACTION · 3 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
1.0M1.3M1.5M1.7MAREA MEDIAN · 1.6M−8%
AskingArea median 1.6MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D3
was $327K → $300K
3d after listing
−8.3%
-$27K
TOTAL · 3D
−8.3%
-$27K
NARRATIVESingle cut of 8.3% — early signal that the seller is testing the market.
Unlock the price history · AED 199 / mo

Every cut event · area median overlay · CSV export

IV · CASHFLOW
UAE CB GUIDELINES · YOUR ASSUMPTIONS

MORTGAGE · RENT · BREAK-EVEN

YOUR ASSUMPTIONS
Down payment20%
15%40%
Interest rate6.00%
3.50%8.00%
Term25 yr
15 yr30 yr
UAE Central Bank caps residential mortgages at 25 years tenor and 80% LTV for residents on a first home (≤AED 5M). Drag the sliders to model your own assumptions — actual rates vary by bank and profile.
MONTHLY · NOW
$2K−$140 / mo

vs $2K at pre-drop price ($327K) · See cuts ↓

DOWN PAYMENT
$60K
20% of price
DLD FEE
$12K
4% of price
MORTGAGE REG
$678
0.25% loan + 290
CASH TO CLOSE
$73K
Day-one out-of-pocket
LOAN AMOUNT
$240K
25y · 6.00%
TOTAL INTEREST
$224K
Over full term
RENT VS BUY
RENT · ESTIMATE
$2K
/ mo · ~6% gross yield
BUY · NOW
$2K
−$634 / mo
0y10y

Buying beats renting after 1.7 years at the current price.

STRESS TEST
AT VARIOUS RATES
4.6k5.7k6.8k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~$306/mo.

V · COMPARABLES
DUBAI HILLS ESTATE · 5BR · ACTIVE

VALUE · 30 COMPS

VALUE HEADLINE
AED 106 /sqft-96%

vs area median AED 2,666 /sqft · 29 comps

RANK
1 / 30
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.5M63.2M126.0M3,16910,66718,165SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1061069,398
BREAKDOWN · 29 LISTINGS
MORE EXPENSIVE /SQFT
29
100% of comps
CHEAPER /SQFT
0
See table
MEDIAN DOM
5d
this listing: 13d
NEW THIS WEEK
17
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis$300K10,371106—13d—Lagoon View | Corner Unit | Vastu Compliance_COPY_1$272K7,765129—2d+22%Brand New | Pool Option | Lagoon View$259K6,985136−5.0%20d+28%Exclusive / 5 Bedroom Modern / Address Villa$272K6,985143—6d+35%Exclusive | Designer 5-Bedroom Villa | Palm Hills$286K7,104148—5d+40%Impeccable Condition | Move in Now | Vacant$136K3,336150—3d+42%
TAKEAWAYOf 29 comparables, 29 are more expensive per sqft.
Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL
DUBAI HILLS ESTATE · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D
BUYER'S MARKET
↑ 1156↑347 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
$436KThis: $300K · -31%
MINMEDIANMAX
AVG DOM
9d
THIS: 22D · +13D
ACTIVE COMPS
63
listings in segment
SIMILAR INVENTORY
Browse drops in Dubai Hills Estate
Browse
VII · TRUST & ACTION
DATA ATTESTED · 24 MAY, 05:16 PM

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · BH-R-227510
Last verified
46m ago
24 May, 05:16 PM
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS

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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN DUBAI HILLS ESTATE · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

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ACTIVE LISTING
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ACTIVE LISTING
SCORE 25
Spacious | Luxurious Finishing | Lowest Price
VILLA · ELIE SAAB 1
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ACTIVE LISTING
SCORE 25
Spacious 3BR Villa | Garden | Maid’s Room
VILLA · AL SAFA 1 VILLAS
$123K
ACTIVE LISTING
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